2479 Peachtree Rd NE #1010 · Atlanta, GA 30305

$118,000

1 bd · 1.0 ba · 505 sqft · Condo public records · 62 Days on market

Built 1967 $234/sqft · 19% below area Est $146k · 19% under $583/mo HOA · 40% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• Cash flow +4.9/30.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price!! Just completed facelift! Enjoy luxury living in the heart of Buckhead, just steps from the area’s premier shopping, dining, and entertainment. This beautiful 10th-floor studio condo offers an open-concept layout with exposed ceilings that enhance the sense of height and openness, along with stunning views of downtown Atlanta—creating a bright, airy, and elevated living space. Recent updates include new flooring and a refreshed, modernized bathroom, making this home truly move-in ready with a fresh, contemporary feel. The HOA covers all utilities—gas, water, electricity, pest control, and trash—providing truly hassle-free living. Residents also enjoy the convenience and peace of mind of a 24-hour concierge. Community amenities include a newly renovated pool deck, fitness center, conference and club rooms, dog walk area, security cameras, and secure gated underground parking. The building is FHA and VA approved, offering added flexibility and value. Perfectly situated just minutes from Atlanta’s top restaurants, upscale shopping, Piedmont Park, and the BeltLine, this condo delivers an ideal blend of comfort, and convenience.

Key facts

• $583 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (42.8% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $68k (42.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent is only 17% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $67,521 (42.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 3.39%
• Cash-on-cash: -10.38%
• DSCR: 0.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $145,586
• List price: $118,000
• Delta: -18.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.75% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: -0.04×
• Total profit: $-34,264
• Equity at exit: $17,594

10-year hold

• IRR: -19.9%
• Equity multiple: -0.22×
• Total profit: $-40,350
• Equity at exit: $10,202

Cash invested: $33,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30305

• Rents YoY: 4.8%
• Active inventory: 421
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$619
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$49
• HOA: −$583
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-286

Break-even live

Break-even rent $1,837

Max offer price $67,521

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Terrace Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.08mi
100 Terrace Dr NE Unit 12 Atlanta, GA	2.0	1.0	700	$1,325	$1.89	24d	1	0.08mi
2420 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	957	$1,949	$2.04	21d	5	0.12mi
11 Peachtree Hills Ave NE Unit B5 Atlanta, GA	1.0	1.0	600	$1,000	$1.67	24d	1	0.30mi
2285 Peachtree Rd NE Atlanta, GA	1.0	1.0	667	$1,664	$2.49	3d	2	0.41mi
2111 Fairhaven Cir NE Unit UPSTAI Atlanta, GA	1.0	1.0	550	$1,050	$1.91	13d	1	0.55mi
2111 Fairhaven Cir NE Unit UPSTAIRS Atlanta, GA	1.0	1.0	550	$1,150	$2.09	15d	1	0.55mi
100 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1188	$1,550	$1.30	1d	28	0.69mi
6 Vivian Ln NE Unit 23 Atlanta, GA	1.0	1.0	650	$1,245	$1.92	22d	1	0.72mi
350 Peachtree Hills Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,325	$1.39	2d	28	0.72mi
45 Sheridan Dr NE Unit 13 Atlanta, GA	—	1.0	510	$1,100	$2.16	24d	1	0.74mi
65 Sheridan Dr NE Atlanta, GA	1.0	1.0	520	$1,065	$2.05	17d	1	0.74mi
480 Peachtree Hills Ave NE Atlanta, GA	1.0	1.0	600	$1,186	$1.98	2d	2	0.76mi
40 Peachtree Valley Rd NE Atlanta, GA	3.0	1.0–2.0	1103	$1,653	$1.50	2d	47	0.76mi
222 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	968	$1,909	$1.97	1d	14	0.80mi
21 Delmont Dr NE Apt 3 Atlanta, GA	1.0	1.0	556	$1,400	$2.52	17d	1	0.81mi
21 Delmont Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,300	$2.17	24d	1	0.82mi
2035 Peachtree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	771	$1,196	$1.55	2d	18	0.82mi
2025 Peachtree Rd NE Atlanta, GA	1.0	1.0	600	$1,395	$2.33	5d	142	0.86mi
2450 Camellia Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	911	$1,359	$1.49	2d	20	0.88mi
2025 Peachtree Rd Unit 1-0113 Rachel Mitigations Regional Atlanta, GA	1.0	1.0	450	$1,195	$2.66	4d	1	0.88mi
485 Lindbergh Pl NE Atlanta, GA	2.0	1.0–2.0	918	$1,632	$1.78	2d	33	0.93mi
508 Main St NE Atlanta, GA	2.0	1.0–2.0	829	$1,840	$2.22	1d	26	0.94mi
32 Peachtree Ave NE Unit 3 Atlanta, GA	1.0	1.0	650	$1,300	$2.00	2d	1	1.01mi
32 Peachtree Ave NE Unit 1 Atlanta, GA	1.0	1.0	650	$1,300	$2.00	24d	1	1.01mi
3005 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.0	971	$2,553	$2.63	2d	36	1.08mi
235 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	1122	$2,185	$1.95	2d	31	1.09mi
3060 Pharr Court North NW Atlanta, GA	1.0	1.0	525	$1,645	$3.13	24d	2	1.17mi
2591 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1019	$1,398	$1.37	1d	20	1.17mi
1925 Monroe Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,464	$1.33	2d	47	1.19mi
3040 Peachtree Rd NE Unit 610 Atlanta, GA	1.0	1.0	633	$1,599	$2.53	24d	1	1.20mi
2323 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	984	$1,646	$1.67	1d	30	1.22mi
2400 Parkland Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1027	$1,453	$1.41	1d	19	1.23mi
658 Lindbergh Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	1022	$1,756	$1.72	3d	22	1.23mi
360 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	908	$1,670	$1.84	2d	40	1.25mi
297 E Paces Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1312	$2,350	$1.79	1d	36	1.25mi
2000 Monroe Pl NE Atlanta, GA	—	1.0	584	$1,329	$2.28	4d	1	1.27mi
400 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	940	$1,997	$2.12	2d	14	1.30mi
741 Morosgo Dr NE Atlanta, GA	2.0	1.0–2.0	965	$1,789	$1.85	1d	20	1.30mi
1777 Peachtree St NE Atlanta, GA	2.0	1.0–2.0	886	$2,614	$2.95	8d	6	1.32mi

HOA detail condo

• Monthly dues: $583 · $6,996/yr
• Likely covers: watertrashgaselectricpoolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $118,000 Active 62 DOM
2. 2026-06-17
   days on market $118,000 Active 61 DOM
3. 2026-06-16
   days on market $118,000 Active 60 DOM
4. 2026-06-15
   days on market $118,000 Active 59 DOM
5. 2026-06-13
   days on market $118,000 Active 57 DOM
6. 2026-06-13
   pricedays on market $118,000 Active 56 DOM
7. 2026-06-09
   days on market $123,000 Active 53 DOM
8. 2026-06-08
   days on market $123,000 Active 52 DOM
9. 2026-06-07
   days on market $123,000 Active 51 DOM
10. 2026-06-04
    days on market $123,000 Active 48 DOM
11. 2026-06-03
    days on market $123,000 Active 47 DOM
12. 2026-06-02
    days on market $123,000 Active 46 DOM
13. 2026-06-01
    days on market $123,000 Active 45 DOM
14. 2026-05-31
    days on market $123,000 Active 44 DOM
15. 2026-05-13
    price $123,000 1184-char remark

    Show marketing remark (1184 chars)

    New Price!! Just completed facelift! Enjoy luxury living in the heart of Buckhead, just steps from the area’s premier shopping, dining, and entertainment. This beautiful 10th-floor studio condo offers an open-concept layout with exposed ceilings that enhance the sense of height and openness, along with stunning views of downtown Atlanta—creating a bright, airy, and elevated living space. Recent updates include new flooring and a refreshed, modernized bathroom, making this home truly move-in ready with a fresh, contemporary feel. The HOA covers all utilities—gas, water, electricity, pest control, and trash—providing truly hassle-free living. Residents also enjoy the convenience and peace of mind of a 24-hour concierge. Community amenities include a newly renovated pool deck, fitness center, conference and club rooms, dog walk area, security cameras, and secure gated underground parking. The building is FHA and VA approved, offering added flexibility and value. Perfectly situated just minutes from Atlanta’s top restaurants, upscale shopping, Piedmont Park, and the BeltLine, this condo delivers an ideal blend of comfort, and convenience.

16. 2026-04-19
    price $125,000 1184-char remark

    Show marketing remark (1184 chars)

    New Price!! Just completed facelift! Enjoy luxury living in the heart of Buckhead, just steps from the area’s premier shopping, dining, and entertainment. This beautiful 10th-floor studio condo offers an open-concept layout with exposed ceilings that enhance the sense of height and openness, along with stunning views of downtown Atlanta—creating a bright, airy, and elevated living space. Recent updates include new flooring and a refreshed, modernized bathroom, making this home truly move-in ready with a fresh, contemporary feel. The HOA covers all utilities—gas, water, electricity, pest control, and trash—providing truly hassle-free living. Residents also enjoy the convenience and peace of mind of a 24-hour concierge. Community amenities include a newly renovated pool deck, fitness center, conference and club rooms, dog walk area, security cameras, and secure gated underground parking. The building is FHA and VA approved, offering added flexibility and value. Perfectly situated just minutes from Atlanta’s top restaurants, upscale shopping, Piedmont Park, and the BeltLine, this condo delivers an ideal blend of comfort, and convenience.

17. 2026-04-17
    listed $135,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    New Price!! Just completed facelift! Enjoy luxury living in the heart of Buckhead, just steps from the area’s premier shopping, dining, and entertainment. This beautiful 10th-floor studio condo offers an open-concept layout with exposed ceilings that enhance the sense of height and openness, along with stunning views of downtown Atlanta—creating a bright, airy, and elevated living space. Recent updates include new flooring and a refreshed, modernized bathroom, making this home truly move-in ready with a fresh, contemporary feel. The HOA covers all utilities—gas, water, electricity, pest control, and trash—providing truly hassle-free living. Residents also enjoy the convenience and peace of mind of a 24-hour concierge. Community amenities include a newly renovated pool deck, fitness center, conference and club rooms, dog walk area, security cameras, and secure gated underground parking. The building is FHA and VA approved, offering added flexibility and value. Perfectly situated just minutes from Atlanta’s top restaurants, upscale shopping, Piedmont Park, and the BeltLine, this condo delivers an ideal blend of comfort, and convenience.

18. 2026-04-15
    historical
19. 2026-04-15
    historical
20. 2026-04-08
    price $135,000
21. 2026-03-11
    price $137,000
22. 2026-02-10
    listed $1,500
23. 2026-02-09
    price $138,000
24. 2026-01-07
    listed $139,900 Active
25. 2026-01-07
    listed $139,900 New
26. 2026-01-07
    historical
27. 2026-01-07
    historical
28. 2025-10-17
    listed $139,900 New
29. 2025-10-17
    listed $139,900 Active
30. 2005-02-24
    soldstatus $109,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,709
• − Mortgage interest: −$6,610
• − Property taxes: −$2,407
• − Insurance: −$590
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − HOA: −$6,996
• − Depreciation: −$3,433
• Taxable loss: −$5,160
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $-2,190/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,110
• Household income: $106,907
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 1407.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 12% Asian 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 3% Chinese 2% German/W. Germanic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -770.70%
• Current HPI: 195.1185
• Rent YoY: ▲ 4.75%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+12.2% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $123,000 FMLS
• 2026-04-19 Price Changed $125,000 FMLS
• 2026-04-17 Listed $135,000 FMLS
• 2026-04-15 Listing Removed — GAMLS
• 2026-04-15 Listing Removed — FMLS
• 2026-04-08 Price Changed $135,000 FMLS
• 2026-03-11 Price Changed $137,000 FMLS
• 2026-02-10 Listed for Rent $1,500 FMLS
• 2026-02-09 Price Changed $138,000 FMLS
• 2026-01-07 Listing Removed — FMLS
• 2026-01-07 Listing Removed — GAMLS
• 2026-01-07 Listed $139,900 GAMLS
• 2026-01-07 Listed $139,900 FMLS
• 2025-10-17 Listed $139,900 FMLS
• 2025-10-17 Listed $139,900 GAMLS
• 2005-02-24 Sold (Public Records) $109,600 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,407 · +1.6% YoY. Source: county tax records.